LTC 219-2008 Little Stage Theatertic ~' ~.: ~- ~ ~I ~-; i
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MIAMI BEACH . ~_.,~J ~;~--F,~~f
OFFICE OF THE CITY MANAGER
NO. LTC # 219-2008 LETTER TO COMMISSION
TO: Mayor Matti Herrera Bower and Members of the City Commission
FROM: Jorge M. Gonzalez, City Manager
SATE: September 2, 2008
SUBJECT: LITTLE STAGE THEATER
In an effort to analyze the potential capital costs for moderate improvements to the Little
Stage Theater (Theater), in response to the community's interest to have the theater in
operation prior to the forthcoming comprehensive Little Stage Theater Complex Master Plan
renovation project, City staff has explored three (3) design options varying in range of scope.
Option 1, interior aesthetic upgrades only, estimated at $100,000 - $150,000 with an
estimated timeline of 4 months; Option 2, provide interior upgrades to meet minimum code
requirements, as well as aesthetic upgrades estimated at $456,000 with an estimated
timeline of 6 - 8 months, and Option 3, interior upgrades and limited exterior upgrades as
proposed in the Consultant's Master Plan, estimated at $565,000 with an estimated timeline
of 12 - 14 months. These are further described below:
Option 1 -Provide interior aesthetic upgrades only
This option would include minimal construction modifications that would only address the
improvement of existing building finishes. No major work would be contemplated that would
address existing deficiencies with the capacity of the central air conditioning systems or the
electrical main panel loads. The lack of adequate electrical capacity may impact the type of
programs that may be able to use this venue but programming similar to the one that was
presented previously would be possible.
In addition, although the existing restrooms meet the plumbing code with regards to fixture
counts, the existing configurations do not comply with American with Disabilities Act (ADA)
mandated requirements. As long as the restrooms are not modified the compliance with
ADA will not be required. The HVAC system has not received maintenance since the
building operations were stopped and therefore maintenance would have to be addressed.
The consultant ascertained while visiting the site that the HVAC is operational even if it does
not fully comply with current codes. However, similarly to other installations, if the system is
not modified but only maintained to proper operational capabilities, no code upgrades would
be necessary.
This option does not anticipate any replacement of the existing windows or doors, which are
not in good condition and which do not comply with current impact resistance. At this time,
this option contemplates minimal internal renovation work to the facility and has not been
reviewed by the necessaryjurisdictional agencies. In discussing the modifications with the
Building Department they have stated that as long as improvements are minor and of a
maintenance nature no compliance with current codes would be triggered. Modifications
must be kept to a minimum. Permit reviews, if required, may result in additional scope of
work and construction costs but is not expected.
Letter to Commission
September 2, 2008
Little Stage Theater Complex
Page 2 of 3
The Capital Improvement Projects (CIP) Office staff estimates that this minimal scope of
work will have a probable construction cost within the range of $100,000 to $150,000 and
the limited work could be accomplished within 4 months. This estimate does not make
provisions to replace the existing electrical wiring in the facility which has been identified to
contain asbestos by a report recently completed. However, if the asbestos is not disturbed
the code would allow operation of the facility under the current conditions. This option,
however, could significantly reduce design, permit, and construction timelines as the
proposed improvements are cosmetic in nature and can be considered maintenance related.
~N~~~~~ ~ - ~~~~~u~ irnenvr ur~graaes io meet minimum coae requirements
This option would include capital improvements that specifically address compliance with
minimum code requirements as included in the attached report prepared by Glavovic Studio,
Inc., the City's Consultant for the Little Stage Theater Complex Project (refer to Exhibit A).
The Consultant's Budget Analysis provides allowances for removal of damaged items,
removal and replacement of existing electrical systems components, removal and
replacement of air conditioning (A/C) systems components, selective removal and repair of
broken window panes, removal and replacement of carpet in auditorium and lobby, new
exterior door thresholds to meet ADA requirements, new panic and closer hardware on
existing doors, wall patching and painting, auditorium seating replacement, plumbing fixture
and accessories repair, roof the repair, new fire alarm system, and limited ADA upgrades
(keeping existing restrooms).
This analysis and design approach provides the general scope of the work. However, the
applicable regulatory agencies would also need to determine the impact of the extent of the
improvements recommended from the compliance with codes perspective. These
improvements do not consider window replacement, roof replacement, exterior upgrades, or
any comprehensive asbestos abatement. As long as these items in the existing building are
not disturbed they do not have to be upgraded to new codes in orders to operate the facility.
The Consultant has estimated construction costs for this option to be in the amount of
$456,000. This option provides an estimated design, permitting, and construction timeline of
6 - 8 months. Please note these costs are conceptual at this time and have been prepared
prior to submitting any construction documents to the applicable regulatory agencies for their
review. In addition, other than an asbestos and initial vermin inspection, no other exploratory
testing of the existing systems has been conducted at this facility.
It is not anticipated at this time that presentation to the Historical Preservation Board (HPB)
would be required since no exterior work is being proposed for the building's exterior(other
than minor repairs) and no historical features have been identified in its interiors.
Nevertheless, the improvements would need to be subject to the review of the City's
Planning Department.
This option further explores capital improvements as analyzed by the Consultant during the
planning process of the Little Stage Theater Complex Project, subsequently resulting in the
draft Basis of Design Report (BODR).
Letter to Commission
Sepfember 2, 2008
Little Stage Theater Complex
Page 3 of 3
Rather than being dependent on the Carl Fisher Clubhouse for dressing rooms and
backstage restrooms amenities, the Consultant is proposing to remodel the existing theater
spaces and locate the restrooms to the north side and the stage on the south side, a
reversed position from the existing layout.
The Concept Design in the commissioned Master Plan proposes a new Pavilion Building
connected to the Theater that would provide the adequate support and dressing rooms with
direct access to the new stage area. The Consultant has estimated the probable costs for
these capital improvements to be $565,000. This option provides an estimated design and
permitting timeline of 6 months, and a construction timeline of 6 - 8 months. It is anticipated
that presentation to the HPB would be required since exteriorwork is being proposed forthe
building's exterior.
The proposed renovation provides for 80 new seats (net increase of 5 new seats), and
includes, but is not limited to, a new roof, new windows and doors, new mechanical,
electrical, and plumbing (MEP) systems, and new interior finishes, including new acoustical
panels over windows for light and acoustic control.
A referral of the draft Basis of Design Report for the Little Stage Theater Complex to the
Finance and Citywide Projects Committee (FCWPC) and / or the Capital Improvement
Projects Oversight Committee (CIPOC) will be presented at the September 10, 2008,
Commission Meeting for further discussion and guidance.
Should the City Commission decide to proceed with any of the above options, additional
funding, beyond the previously appropriated funds will need to be made available to fund
additional architectural and engineering fees, construction costs, contingency, and other
associated costs. Additional costs associated with AiPP, Construction Management,
Contingency, and Equipment are customarily added to project budgets based on the
estimated construction costs.
Attachment
C: Tim Hemstreet, Assistant City Manager
Jorge E. C rtrand, CIP Director
JMG/ J / /M P/NM
F:ICAPII alll U ittle Stage Theater Complex\S-AcorntheaterlS-Acorntheater-021LTC1S-Acorntheater02-LTC.7.doc
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glavovic studio inc
architecture + urban design
724 ne 3rd aye fort lauderdale fl 33304 I AA#0003643
ph 954.524 5728 fx 954.524 5729 www.glavovicstudio.com
terence o'connor
toconnor@glavovicstudio.com
p. 1 of 5
2 September 2008
Nury Menicucci, Capita! Projects Coordinator
Capital Improvement Projects Office
1700 Convention Center Drive
Miami Beach, FL 33139
Nury,
Regarding: An analysis of requirements to upgrade the existing Little Stage Theater
building to make it "functional and able to be occupied in the near term".
Introduction
Glavovic Studio with our associated consultants DeRose Design Consultants, Inc
(structural, mechanical, electrical, plumbing, fire protection), Thorn Grafton, AIA,
LEED AP (historic preservation) and Alan Brown of Boyken International (cost
estimating) surveyed the existing conditions of the Little Stage Theater building for
master planning phase purposes only for the Little Stage Theater Complex project. Ir
addition, programmatic information from City staff was issued to Glavovic Studio that
included data critical of the building's inherent limitations to accommodate more than
rudimentary theatrical presentations. Planning recommendations regarding the
renovation, remodel and addition to this building derived from a consensus view of a
broad range of assembled planning phase data, were pursued in the agreed upon
master plan schemes presented to City Staff and documented in the draft Basis of
Design Report (BODR).
The request for assessment to retain the existing building (without regard to master
planning criteria discussed in the conclusion to this budget analysis) to only estimate
what minimum work would need to be done to occupy the building in the near term
meeting minimum code requirements and a rough estimate of those associated costs
was not a specified task in our contract with the City. In addressing this new request
we have undertaken an explication of particular observed conditions with due
allowance made for the inherent constraints of our mandated master planning
research to describe this limited approach to renovation. No representation is made
by this analysis to reflect a comprehensive and detailed investigation of the Little
Stage Theater building as none was contractually obligated for the present planning
p. 2 of 5
phase of our contract and therefore these conclusions must be weighed as only an
estimate of the situation.
Budget Analysis
The following is a summary of the scope of construction work (hard costs only
excluding all fees) according to architecture, structure, MEP/fire protection categories
and associated budget allowances required to meet this objective:
Architecture:
(1) Removal of vermin & debris, mould & mildew, misc. stored materials, electrical
system components (asbestos related), AC system components, broken window
frames & glass, carpet, VCT and exterior door hardware & thresholds:
The estimate price of approximately $16,000 will allow for 2 weeks fora 5
man crew, plus disposal. Abatement of asbestos will require compliance
with OSHA regulations and specialized disposal. Since interior asbestos
is limited to electrical wiring (which is defined below), we would suggest
increasing the budget to $20,000.
(2) Provide new carpet in auditorium & lobby:
The auditorium & lobby requires approximately 180 SY, or 200 SY with
10% waste. Suggested budget of $25 per SY, or $5,000.
(3) Provide new exterior door thresholds, panic & closer hardware on existing
exterior doors:
There are nine (9) doors. Suggest budget of $350 per door, or $3,150 to
include time for fit adjustment.
(4) Interior plaster patching allowance (for walls & ceiling due to electrical/AC system
retrofit):
Suggest 1 week for a mechanic and helper, at $55 per hour, plus $1,500
for materials and scaffolding, or $3,500.
(5) New interior painting allowance:
Suggest 1 week fora 3 man crew plus helper, at $125 per hour, plus
$1,500 for materials and scaffolding, or $6,500
(6) Misc. carpentry repairs allowance:
Suggested allowance of $2,500
p.3of5
(7) Allowance for fixing broken windows, glass replacement, caulking frames: **
There are nineteen (19) window sections- Suggest budget of $200 per
door, or $3,800 to include time for fit adjustment.
(8) Auditorium seating replacement allowance:*
Suggest allowance of $325 per seat (incl. fire retarding) for approximately
75 seats, or approximately $25,000.
(9) Existing toilet room partitions, fixtures & accessories repair allowance:'"
Suggested allowance of $5,000
(10) Roofing: ""*
Due to asbestos concerns, suggest allowance of $10,000 for repair of
existing historic clay the roof.
Architectural Budget Total: $85K
Structural
(1) No visible problems, however should require allowance for various repairs that
will be found
Mechanical: (total new system)
(1) New A/C system -existing unit is under capacity for 70 person load occupancy
and outside air requirements; required specification roughly 12 tons with a lot of
outside air:
Scope of work shall include:
Removal of existing a/c equipment, ducts, air devices and controls.
Provide (1) 12 ton compressor DX-VRV A/C unit outside with (6) ductless
ceiling mounted fan coil units and controls.
Provide new ceiling mounted exhaust fans in bathrooms with new 6"
round ducts exhausting to outside.
Provide attic ventilator fans with back-draft dampers.
Mechanical Budget Total: $80K
Plumbing:
(1) No changes required'` Permit, testing, inspections allowance: $2K
p.4of5
Electrical: (total new system)
Scope of work shall include:
(1) New fire alarm system: $15K
Provide new standard panel (MS-92000DLS or similar) with remote
annunciator panel
New audio-visual indicating devices
New addressable initiating circuits and devices
Wiring shall be and connected in plenum rated fire alarm type cables
(2) New main disconnect on the exterior: $15K
400A service meter and service feeder to 5 feet from the building (2 sets
4# 4/0 - 2 %"C each)
(3) New panel: $15K
400A panel with new branch circuit breakers, lighting controls and
homeruns to new lighting, power and equipment appliances and
equipment
(4) New exit and emergency lighting w/ battery-back up ballast in fixtures as required
for emergency egress lighting: $5K
All existing wiring insulation is cloth/asbestos and must be replaced as
follows:
(5) Provide allowance for demolition of existing: $SK
(Note: Where installed concealed wall and ceiling patching shall be
provided by others. GC shall allow at least a minimum of 15 sq-ft per
outlet box. Asbestos/hazard material mitigation is by others)
(6) Provide new power and lighting branch circuits: $25K
(7) Provide new lighting fixture package: $15K
(8) Ambient & theatrical & lighting fixture replacement allowance: $25K
New stage LED type lighting cans, supports, wiring and 12 channel
dimmer control system
Electrical Budget Total: $120K
Fire Protection: (total new system)
(1) Fire sprinkler system is not required but fire alarm will need to be added (see
electrical and ADA upgrade).
*Caveat: ADA upgrade expense is dependant upon City Bldq. Dept. discretion if
extent of repairs to existing building components warrant ADA upgrade. If so, ADA
will affect increased construction costs to existing toilet room's configuration,
auditorium seating & access and stage access:
Scope of work shall include:
(1) Add new hand-railing at bathrooms: ($1 K)
(2) Add new ADA tank type toilets and lavatory in each bathroom: ($6K)
(3) Add voice-evacuation features to fire alarm panel and wiring components: ($10K)
(4) New Fire alarm devices in bathrooms: ($2K)
p. 5 of 5
(5) New seating aisle egress lighting at auditorium: ($10K)
(6) Sound system emergency disconnect fire alarm relay component: ($2K)
(7) Dimmer panel all bright function fire alarm connection components and battery
inverter: ($12K)
ADA Budget Total: ($43K)
Construction Budget Subtotal: $330,000
X 1.382 Markups & Burdens (Design Evolution,
Gen. Conditions, Contractor Fee, Escalation,
Insurance & Bonds)
Total Construction Budget: $456,060
Recommendation
(1) Since the costs associated with the above "minimal renovation" approach
generate only marginal savings (20% approx.) over the "master plan" budget
($565,169) for the renovation and remodeling of Little Stage Theater, Glavovic
Studio recommends the Master Planning Design approach to the restoration of
Little Stage Theater.
(2) Further reason to recommend the Master Planning Design approach aside from
the marginal savings consideration is that the "minimal renovation" approach fails
to address the serious underlying functional problems inherent in the existing
interior space configuration, i.e.: lack of performance support spaces (such as
dressing rooms, performer's toilet rooms and storage) that are currently
borrowed with difficulty in the separate building of Carl Fisher Club House.
(a) The physical separation (effectively the absence) of back stage
support space from the stage imposes major theatrical production
constraints.
(b) Maintaining the existing interior space configuration of Little Stage
presents a serious impediment to the construction of these
necessary spaces.
(c) Investment in maintaining the existing interior space configuration
perpetuates its programmatic difficulties into the future.
(d) Alternately, the Master Planning Design approach reconfigures the
interior space to facilitate the addition of these necessary back
stage support areas without compromise to the building's historic
integrity.
See caveat p. 4
"`* New impact type window and door replacement is preferred recommendation to ensure
weather protection for new interior renovations.
"'` Condition of existing roof decking beneath roof the is unknown. Recommend investigation
of roof assembly components regarding asbestos report and extent of materials deterioration.